Please help survey returned with lots of worry.

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I have accepted an offer on my 1840s house.

I accepted at 335k. Level 3 survey has valued it in current condition as £310- £320k as issues with roof and leak in bathroom which I fully accept.
It also says it needs a damp proof course and that the upstairs floors tilt due to previous but not ongoing sunsidance.

However after the current state valuation it states that all works are estimated at 50-60k!!!

However reading the report it's the roof ans leak, including possible replacement (likely) bathroom.

I have found my other house and have worked out that I could accept £305k to move to my new house. I'm considering offering a 30k reduction in price or 30k cash back on completion for buyer to do the work.

How fair/,likely do you think my offer is?

Anyone?

Have your buyers asked for a price reduction? I'd wait until they did.

Has the buyer come back with a revised offer? Do they definitely still want to continue?

The surveyor is an absolute fool if they are recommending a DPC in an 1840s built house.

Agreed.

Was your asking price reflective of the condition or not? Be brutally honest with yourself!

If it was, you don't need to reduce, if it wasn't you will probably have to adjust the price - but wait to see what the buyer asks.

They have done, Amd a structural engineer???

They havnt backed out they have just said they don't want to be in negative equity

No just asked for work certificates and said don't want to be in negative equality pr living in a house that's poor standard etc

I was fully expecting and prepared to come down. I expected to get 210-220 but it went for much higher due to character and area. I.fully accept that it's a bit run down and needs repairs and totally prepared to accommodate this eg new bathroom, leak repair. Repair to roof

Well that's a fair enough wish from your buyers point of view.

Your EA should be doing the negotiating at this point, not you.

But yes, it would be fair for you to reduce to the valuation of 310k or 320k if they still want to proceed, as that is apparently it's value in its current condition.

Have to say I would be running if I was your buyer - in your shoes I would be doing everything possible to agree to your buyers requests once they do come up with a figure

I agree that it would be fair. I'm absolutely open for negotiation and totally appreciate and agree with the current state valuation. I thought that by knocking off an extra 5k I'd be softening the blow.

Honestly, just leave it to your EA to do the negotiations, it's what you pay them for.

It's an 1840s house. You are never going to get a clear survey on a house of that age (I say that sitting in an 1870s house that has its issues). The DPC comment is madness.

I know that - but this house has issues with the roof/a leaking bathroom/previous subsidence... that list would make me nervous and I've bought several old properties.

Not the point of thread but why is damp proof course a mad idea in an old house? I ask this as someone who lives in an old house!

There's some interesting stuff here about damp in older properties and why DPCs are not the answer:

https://www.heritage-house.org/damp-and-condensation/managing-damp-in-old-buildings.html

Very old houses were built without damp proof courses. They stay dry by allowing airflow through the underfloor space and across the external and internal surfaces of the walls. This means the walls need to stay permiable to moisture (lime plaster not gypsum) and they need a level of draughtineas inside the house. If not then you end up with damp. Installing a proper damp proof would pretty much involve rebuilding the house from the ground up and injection damp proof courses are totally crap.

It's not looking as bad as previously thought.
Roof is still under 5 year guarantee and is going to get put right.
I'm happy to drop the price to pay for bathroom leak and new bathroom.
The estate agent said the 50-60k is because it was a level 3 survey and the quote Is to have everything done eg there was a suggestion that rendering will need to be updated in the future as general upkeep and maintenance.
I think im happy to drop to the suggested price that the survey valued it at ... so circa 20k less as I think that's fair on the buyer.

Thank you. Yes it has ventilation bricks all around the house. And it is lime plaster.